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About this guide

This guide provides a summary of how the Planning and Design Code (the Code) works, as it applies to the Phase Three (Urban Areas) Code Amendment released for consultation from 4 November to 18 December 2020.

The four chapters provide an overview of the different zones, subzones, overlays and general development policies that form the ‘Code Library’:

1. People and Neighbourhoods 2. Productive Economy 3. Natural Resources and Environment 4. Infrastructure and Movement Systems

For further information visit plan.sa.gov.au

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Contents Introduction 8

Introducing the Planning and Design Code 8

Phased Implementation 8

Benefits of the Code 9

The ePlanning System 10

Performance-based planning 10

Code Structure 12

Zones 13

Subzones 14

Overlays 14

General Development Policies 14

Assessment Provisions 14

Technical and Numeric Variations 16

Procedural Matters - Notification 16

Procedural Matters - Referrals 16

Definitions 17

Code Drafting Principles 18

Legislated principles 18

General Principles for Code Content 18

Accepted development 18 What classes of development will be listed in Table 1? 18

Deemed-to-satisfy development 19 What classes of development will be listed in Table 2? 19 Drafting deemed-to-satisfy criteria 19

Performance assessed development 19 What classes of development will be listed in Table 3? 19 Drafting desired outcomes 19 Drafting performance outcomes 19 How can you determine what is not appropriate in a zone? 19 Exclusions from notification 19

Restricted development 20

Referrals 20

Concept plans 20

Technical and Numeric Variations (TNVs) 21

Zones 21 Zone naming convention 21

Subzones 22

Overlays 22

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The Phase Three Code Framework 23

Zones and Subzones 23

Overlays 25

General Development Policies 26

Technical & Numeric Variations 27

Chapter 1: People and Neighbourhoods 29

People and Neighbourhoods Zones and Subzones 29 City Living Zone 29 City Main Street Zone 29 Urban Corridor (Boulevard) Zone 30 Urban Corridor (Business) Zone 30 Urban Corridor (Main Street) Zone 30 Urban Corridor (Living) Zone 30 Urban Neighbourhood Zone 31 Urban Renewal Neighbourhood Zone 31 Established Neighbourhood Zone 31 General Neighbourhood Zone 31 Golf Course Estate Zone 32 Hills Neighbourhood Zone 32 Housing Diversity Neighbourhood Zone 32 Master Planned Neighbourhood Zone 32 Neighbourhood Zone 32 Suburban Neighbourhood Zone 33 Waterfront Neighbourhood Zone 33 Rural Neighbourhood Zone 33 Rural Living Zone 33 Rural Settlement Zone 34 Rural Shack Settlement Zone 34 Township Zone 34 Township Neighbourhood Zone 34 Residential Park Zone 34 Workers’ Settlement Zone 35

People and Neighbourhoods Overlays 36 Affordable Housing Overlay 36 Character Area Overlay 36 Character Preservation District Overlay 36 Design Overlay 36 Heritage Adjacency Overlay 36 Historic Area Overlay 37 Noise and Air Emissions Overlay 37 Local Heritage Place Overlay 37 State Heritage Area Overlay 37 State Heritage Place Overlay 37

People and Neighbourhoods General Development Policies 38 Design 38 Design in Urban Areas 38 Housing Renewal 38 Land Division 38 Workers’ Accommodation and Settlements 38

Chapter 2: Productive Economy 39

Productive Economy Zones and Subzones 39 Capital City Zone 39 City Riverbank Zone 39 Urban Activity Centre Zone 39

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Suburban Activity Centre Zone 40 Suburban Main Street Zone 40 Township Activity Centre Zone 40 Township Main Street Zone 40 Local Activity Centre Zone 40 Strategic Innovation Zone 40 Strategic Employment Zone 41 Employment (Bulk Handling) Zone 41 Employment (Enterprise) Zone 41 Employment Zone 42 Suburban Business Zone 42 Business Neighbourhood Zone 42 Home Industry Zone 42 Caravan and Tourist Park Zone 42 Motorsport Park Zone 42 Resource Extraction Zone 43 Adelaide Country Zone 43 Rural Zone 43 Rural Horticulture Zone 43 Rural Intensive Enterprise Zone 43 Rural Aquaculture Zone 43 Tourism Development Zone 44

Productive Economy Overlays 45 Dwelling Excision Overlay 45 Environment and Food Production Areas Overlay 45 Gateway Overlay 45 Interface Management Overlay 45 Limited Dwelling Overlay 45 Limited Land Division Overlay 45 Resource Extraction Protection Area Overlay 46 Significant Interface Management Overlay 46

Productive Economy General Development Policies 47 Advertisements 47 Animal Keeping and Horse Keeping 47 Aquaculture 47 Beverage Production in Rural Areas 47 Bulk Handling and Storage Facilities 47 Forestry 47 Intensive Animal Husbandry and Dairies 47 Interface Between Land Uses 48 Resource Extraction 48 Tourism Development 48

Chapter 3: Natural Resources and Environment 49

Natural Resources and Environment Zones and Subzones 49 Adelaide Park Lands Zone 49 Coastal Water and Offshore Islands Zone 49 Conservation Zone 49 Hills Face Zone 50 Open Space Zone 50 Recreation Zone 50 Remote Areas Zone 50

Natural Resources and Environment Overlays 51 Adelaide Dolphin Sanctuary Overlay 51 Coastal Areas Overlay 51 Coastal Flooding Overlay 51 Hazards (Acid Sulfate Soils) Overlay 51 Hazards (Bushfire – General Risk) Overlay 51 Hazards (Bushfire – Medium Risk) Overlay 52

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Hazards (Bushfire – High Risk) Overlay 52 Hazards (Bushfire – Outback) Overlay 52 Hazards (Bushfire – Regional) Overlay 52 Hazards (Bushfire – Urban Interface) Overlay 53 Hazards (Flooding) Overlay 53 Hazards (Flooding - General) Overlay 53 Historic Shipwrecks Overlay 53 Marine Parks (Managed Use) Overlay 53 Marine Parks (Restricted Use) Overlay 54 Mount Lofty Ranges Catchment (Area 1) Overlay 54 Mount Lofty Ranges Catchment (Area 2) Overlay 54 Murray-Darling Basin Overlay 54 Native Vegetation Overlay 54 State Significant Native Vegetation Overlay 55 Prescribed Surface Water Areas Overlay 55 Prescribed Watercourses Overlay 55 Prescribed Water Resources Area Overlay 55 Prescribed Wells Area Overlay 55 Ramsar Wetlands Overlay 56 Regulated and Significant Tree Overlay 56 River Murray Flood Plain Protection Area Overlay 56 River Murray Tributaries Protection Area Overlay 56 Scenic Quality Overlay 56 Significant Landscape Protection Overlay 56 Stormwater Management Overlay 57 Urban Tree Canopy Overlay 57 Water Protection Area Overlay 57 Water Resources Overlay 57

Natural Resources and Environment General Development Policies 57 Open Space and Recreation 57 Site Contamination 58

Chapter 4: Infrastructure and Movement Systems 59

Infrastructure and Movement Systems Zones and Subzones 59 Commonwealth Facilities Zone 59 Community Facilities Zone 59 Deferred Urban Zone 59 Infrastructure Zone 59 Infrastructure (Airfield) Zone 59 Infrastructure (Ferry and Marina Facilities) Zone 60

Infrastructure and Movement Systems Overlays 61 Advertising Near Signalised Intersections Overlay 61 Aircraft Noise Exposure Overlay 61 Airport Building Heights (Aircraft Landing Area) Overlay 61 Airport Building Heights (Regulated) Overlay 61 Building Near Airfields Overlay 61 Defence Aviation Area Overlay 61 Future Local Road Widening Overlay 62 Future Road Widening Overlay 62 Gas and Liquid Petroleum Pipelines Overlay 62 Gas and Liquid Petroleum Pipelines (Facilities) Overlay 62 Key Railway Crossings Overlay 62 Key Outback and Rural Routes Overlay 62 Major Urban Transport Routes Overlay 63 Non-stop Corridors Overlay 63 Traffic Generating Development Overlay 63 Urban Transport Routes Overlay 63

Infrastructure and Movement Systems General Development Policies 64 Clearance from Overhead Powerlines 64

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Infrastructure and Renewable Energy Facilities 64 Marinas and On-Water Structures 64 Transport, Access and Parking 64 Waste Treatment and Management Facilities 64

Glossary 66

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Introduction

Introducing the Planning and Design Code

The Planning, Development and Infrastructure Act 2016 (the Act) requires the State Planning Commission (the Commission) to prepare and maintain the Planning and Design Code (the Code).

The Code sets out a comprehensive set of policies, rules and classifications which, when combined with mapping, apply in the various parts of the State for the purposes of development assessment.

The Code will replace council Development Plans to become the ‘Planning Rules’ against which new development is assessed in South Australia.

Phased Implementation

The Planning and Design Code is being introduced in three stages:

1. Phase One (implemented on 1 July 2019): Code introduced to the outback (land not within a council area)

2. Phase Two (31 July 2020): Code introduced to rural councils with small towns and settlements 3. Phase Three (1st Quarter 2021): Code will apply to urban councils and councils with regional towns

and cities

On 28 June 2019, the Minister for Planning, on advice of the Commission, adopted the Phase One Planning and Design Code (Outback Code). On 16 August 2019, the Commission subsequently initiated two separate Code amendments under section 73 of the Act, which expand the application of the Phase One Code, forming the ‘Phase Two’ and ‘Phase Three’ Code Amendments.

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Note: While the District Council of Copper Coast and the Kangaroo Island Council are subject to the Phase Two (Rural Areas) Code Amendment, the Commission recommended that the Minister delay revocation of the relevant Development Plans to enable the Code to commence operation in these areas at the same time as the Phase Three (Urban Areas) Code Amendment comes into effect.

Benefits of the Code

A single reference point will be provided for state planning and design rules

The Code will consolidate South Australia’s 72 development plans into one clear planning rulebook for the state.

Consistent planning rules will improve certainty in decision making

The Code will enable improved consistency of all development assessment and decisions.

Standardised interpretation of legislation will improve assessment and reduce delays

The Code will streamline zones and policy to drive a faster and more efficient development assessment process.

Online delivery of the Code will provide assessment authorities with only the rules they need

The online Code will automatically determine which planning rules apply to most types of development, saving the assessment authority time and improving consistency.

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There will be flexibility to deal with local issues, while ensuring consistency for other issues

Performance-based planning will support consistent policy while allowing decision makers to respond to local context.

Paperwork will reduce significantly

The online application of the Code will significantly shift our planning system toward paperless operation, reducing the time-consuming flow of physical information.

Costs and delays in updating development plans will be reduced

The Code will be administered centrally and electronically, with amendments implemented efficiently and consistently.

The ePlanning System

The Code is one part of the overall ePlanning system, which includes the PlanSA Portal, the online Planning and Design Code, the South Australian Property and Planning Atlas (SAPPA), and the Development Application Processing system.

The Code will enable SA to establish a user-friendly online ePlanning system which will dramatically alter the way planning rules are stored, retrieved and maintained, and improve how data regarding development and assessment is collected. Further, the digital storage of the Code’s policies and rules in a central online database means:

All rules and maps are held in the ePlanning system and can be easily accessed.

The Code can be readily maintained and updated.

The ePlanning system will deliver the applicable rules and procedures transparently, consistently and instantly. While the Code will exist in a digital format, the full Code or parts thereof, can still be downloaded and printed as a hard copy. For example:

Councils can retrieve and print all parts of the Code that apply to their area.

Developers can retrieve and print the content of selected zones.

Homeowners considering undertaking development (e.g. building a new shed or a dwelling addition) can print the rules that are applicable to their proposed development.

Performance-based planning

The Code provides a performance-based approach to planning by incorporating policies that address the scale, form and design of buildings as well as their relationship to the public realm.

A number of Australian jurisdictions are also moving to form-based codes. Instead of areas being divided into zones based on land uses, areas are defined by zones that indicate suitable scale and form of development.

Performance outcomes are, by definition, qualitative, articulating an outcome that could be met by a variety of different techniques. In some cases, the Code provides a quantifiable solution that will generally meet the performance outcome (a designated performance feature (DPF)), but there may be other ways the outcome can be met. This provides greater flexibility to explore different design solutions that can better respond to a location’s context and places a greater emphasis on built form through a form-based approach.

A form-based performance approach will not necessarily be suitable in every circumstance. Some zones will have a greater emphasis on land use suitability, such as in heavy industry or primary production zones.

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The inclusion of deemed-to-satisfy criteria provides a mechanism to readily approve low-risk and minor development expected for an area, ensuring the system provides certainty for this type of development. Alternatively, qualitative performance outcomes will allow design flexibility to achieve the desired outcomes for more intense and larger-scale developments. See the following diagram:

By concentrating assessment of a development on its performance, the Code enables a stronger emphasis to be placed on the design of buildings and the way buildings interact with the public realm and neighbouring-built form (local context).

This contrasts conventional zoning which focuses on the segregation of land uses and the control of development intensity through abstract and sometimes uncoordinated parameters (e.g. floor area ratios, minimum allotment sizes, parking ratios) to the neglect of achieving an integrated built form.

Performance-based assessment is beneficial in locations where the desired built form outcome is strongly tied to the existing context and form (e.g. character, spaces between buildings, building size and proportions, and building height), or where the desired outcome is transformational such as the high street part of a mixed-use corridor infill zone.

In this instance the policy needs to clearly articulate the future form in relation to height, setbacks, active ground uses and so on.

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Code Structure The Code includes a set of policies, rules and classifications which may be applied in various parts of the state for the purposes of development assessment.

The Code applies zones, subzones and overlays (which form spatial layers across South Australia), to specify policies and rules that govern the use and development of a particular area.

General Development Policies can also apply but are linked to the type of development proposed rather than its location.

The Code includes definitions of land uses and establishes land use classes, as well as administrative definitions.

In certain circumstances, the Code allows for the adaption of rules that apply to a zone, subzone or overlay to provide for local variations. This is done through Technical and Numeric Variations.

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Zones

Zones are the primary organising spatial layer in the Code. Zones provide guidance on what can happen in an area by setting out the policies and rules for certain classes of development.

Zones include the following components:

ZONE COMPONENTS WHAT IT DOES

Assessment Provisions These form the policies against which development is assessed, including Desired Outcomes, Performance Outcomes, Designated Performance Features and deemed-to-satisfy criteria

Table 1 – Accepted Development Classification

Categorises classes of development as ‘Accepted’ that do not require planning consent. The relevant criteria are also set out in Table 1.

Table 2 – Deemed-to-satisfy Development Classification

Classifies classes of development as ‘deemed-to-satisfy’ which must be granted planning consent. Table 2 includes references to the applicable deemed-to-satisfy criteria in other parts of the Code.

Table 3 – Applicable Policies for Performance Assessed Development

Sets out the applicable policies for the listed classes of performance assessed development.

Performance assessed development is assessed on its merits against the relevant policies in the Code.

Performance assessed development requires public notification unless excluded in Table 5.

Note: Table 3 does not ‘classify’ or ‘categorise’ development as performance assessed; a development will ‘default’ to performance assessed if it is not categorised as Accepted or Impact Assessed (including Restricted) and is not classified as deemed-to-satisfy.

Table 4 – Restricted Development Classification

Classifies classes of development as ‘Restricted’. The State Planning Commission (through delegation to the State Commission Assessment Panel) is the relevant authority for restricted development.

Note: The Commission will determine the relevant policies when assessing restricted development against the Code but is not bound by those provisions.

Table 5 – Procedural Matters

Sets out the classes of performance assessed development that are excluded from notification in the zone.

Also confirms whether a notice is required to be placed on the development site when notification is required (does not apply in certain rural/remote zones).

Tables 1-4 in each zone form the ‘Classification Tables’ which assign development to different assessment pathways and assign the applicable policies/criteria from the Code Library to those pathways. It is important to note that while the Code has thousands of pages when viewed in its entirety, much of this content comprises classification tables which form the “engine room” of the Code’s mechanics. These mechanics are not visible when enquiring through the Online Code but must exist in ‘hard copy’ to document how relevant policies are programmed into the Code’s zones.

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The actual policy of the Code is in the Assessment Provisions in each module (see more information on Assessment Provisions here).

Notes on Categorisation/Classification:

A development application can be made up of different elements (which form separate component parts of a development application, like a house and a swimming pool). These separate elements are generally assessed separately. For example, if a performance assessed development incorporates a ‘deemed-to-satisfy’ element, those elements will be taken to have been granted consent and cannot be considered in the performance assessment.

Other times, a development may include different classes of development that are referenced in a Classification Table (for example, a mixed-use building with offices on the ground floor and dwelling above). While these are not separate ‘elements,’ the applicable policies for both ‘office’ and ‘residential flat building/dwelling’ that are identified in the classification table will all be relevant to the assessment.

Policies in a zone will apply consistently wherever a zone applies and are only able to be varied through a subzone, overlay or technical and numeric variation.

Subzones

Policy in a subzone may vary or build upon policy in the ‘parent’ zone. Policies (Assessment Provisions) in subzones apply to unique variations in the character of a particular part of a zone.

Subzones cannot apply in more than one zone.

Subzones do not contain classification tables or procedural matters tables, but classification tables in the parent zone will specify the policies and rules that apply in the subzone.

Overlays

Overlays are the primary mechanism to spatially express State Planning Policies as they pick up location-specific planning issues of state interest. Overlays can span multiple zones and subzones and more than one overlay can apply to the same area. Overlay policies take precedence over other Code policies.

Overlay policies are only relevant as set out in the zone classification tables.

Overlays contain Assessment Provisions and a Procedural Matters table that sets out statutory referrals that apply in the Overlay area.

General Development Policies

While zones outline what can occur in an area, General Development Policies broadly relate to how a development should occur. These polices address the functional requirements for a development type or class, such as minimisation of overshadowing for a multi-storey building.

General Development Policies contain only Assessment Provisions but will be linked to specific development types as listed in a zone’s Classification Table.

Assessment Provisions

Each of the Code modules – zones, subzones, overlays and general development policies – contain four different types of Assessment Provisions:

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ASSESSMENT PROVISIONS

Desired Outcome (DO)

Desired outcomes set the overarching vision/objectives for a particular policy module.

Desired outcomes can aid in the interpretation of performance outcomes by setting a general policy agenda for a zone, subzone, overlay or general development policies.

Where a relevant authority is uncertain as to whether or how a performance outcome applies to a development, desired outcomes may inform its consideration or may assist in assessing the merits of the development against the applicable performance outcomes collectively.

Performance outcome (PO)

Performance outcomes are policies designed to facilitate assessment according to specified factors, such as land use and intensity, site dimensions and land division, built form and character, and hazard risk minimisation.

Designated performance feature (DPF)

To assist a relevant authority to interpret the performance outcomes, in some cases there may be a corresponding Designated Performance Feature (DPF), which provides a quantifiable solution that will generally meet the corresponding performance outcome.

DPFs guide relevant authorities about what is generally considered to satisfy the corresponding performance outcomes but does not derogate from their discretion to determine that the outcome is met in another way.

Deemed-to-satisfy (DTS) criteria

DPFs often serve a dual purpose as a deemed-to-satisfy criteria.

Deemed-to-satisfy criteria are the only type of assessment provisions that are used in a deemed-to-satisfy assessment pathway and are not used in any other pathway.

If a development fails to satisfy one or more deemed-to-satisfy criteria, it may still be classified as deemed-to-satisfy if the relevant authority is satisfied that these form minor variations.

Case study on the use of Designated Performance Features:

Designated Performance Features (DPFs) can be used in different ways depending on the nature of the development. For example:

1. All POs are considered on balance in a performance assessment. Satisfaction of a DPF does not necessarily guarantee the PO is met. A proposed three storey dwelling may be listed in Table 2 – Deemed-to-Satisfy Classification and meet the relevant deemed-to-satisfy (DTS) criteria except for building height, which should be a maximum of two building levels. This will mean the development is performance assessed (because such a variation from DTS criteria would not be minor in nature), and the house may meet all relevant DPFs except for building height. The height may be considered appropriate in a performance assessment of the proposal’s merits, for example, if a three-storey house of a similar scale is located next door, and the nature of the development is consistent with the corresponding Performance Outcome and Desired Outcomes for the zone. In such an assessment, the authority may request that other setbacks be increased (even if meeting the relevant DPF) to meet the relevant POs, e.g. by appropriately minimising visual massing and overshadowing impacts on other properties.

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Alternatively, a proposed two storey dwelling may be listed in Table 2 – Deemed-to-Satisfy Classification and meet all relevant deemed-to-satisfy criteria except for a 1m shortfall in front setback. If the authority does not deem such a departure as minor in nature, the development will become performance assessed. The house may meet all relevant DPFs except for front setback. If the front setback is considered appropriate due to satisfaction of the corresponding Performance Outcome (PO) (for example if there are similar setbacks in the street), then the authority may be satisfied that all other relevant DPFs are satisfied without interrogating the POs.

2. A DPF represents only way to satisfy the corresponding PO, providing a standard numeric technique For example, a development proposing 4 group dwellings sharing a common driveway may be Performance Assessed, with a relevant PO seeking for the development to capture and re-use stormwater to manage runoff and conserve water, with a corresponding DPF seeking 3000 litre rainwater tanks for all dwellings. Instead of providing individual water tanks, the application may propose an underground detention/retention system, reusing water to common garden areas. This alterative technique would be considered by the relevant authority on its merits, and if the authority is satisfied that alternative technique meets the outcomes sought by the corresponding PO, the policy would be met despite not satisfying the DPF.

Technical and Numeric Variations

Different Technical and Numeric Variations apply spatially across various areas of the state. The data in these layers populate policies within a zone, subzone, overlay or general development policies.

While a technical and numeric variation may spatially apply at a particular location, it has no work to do unless it is specifically referenced in the relevant Code policies.

Procedural Matters - Notification

Performance assessed development requires public notification unless the type of development is excluded from notification through the Code.

The ‘procedural matters’ table (generally located at the end of each zone) sets out the types of performance assessed development that are excluded from public notification.

Procedural Matters - Referrals

Certain classes of development require referral to prescribed bodies (e.g. state agencies) under the Act, providing them with powers of direction in relation to certain kinds of development. These referrals can be either spatially based or activity based, and are found in different parts of the Code:

- Referrals that are spatially-based in specific locations are listed in the ‘Procedural matters’ table within overlays.

- Referrals that activity-based are listed in Part 9 – Referrals.

In both cases, these referrals link to the prescribed bodies set out in Schedule 9 of the Planning, Development and Infrastructure (General) Regulations 2017.

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Definitions

Land use and administrative definitions are situated in Part 7 and Part 8 of the Code, respectively, and provide clarity on the terms used in the Code.

Not all forms of development and terms are defined; definitions should only be provided where the ordinary meaning of a term is not sufficient to guide the desired policy/regulatory outcome.

Some definitions are also located in the Act and its associated regulations.

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Code Drafting Principles

Legislated principles

The Act sets out the following principles which must be considered when preparing statutory instruments:

1. duplication between instruments, and between the various layers of policies and rules within instruments, is to be avoided

2. rules should be based on clear performance outcomes, may include deemed to satisfy requirements (including requirements that can be met in a variety of ways), and should seek to apply excellence in design practices and techniques

3. rules and standards should be proportionate, suited to relevant conditions, and as far as is reasonably practicable and appropriate, seek to minimise regulatory burdens

4. rules should aim to achieve consistency while providing for local variations that reflect special or unique character at the local level

5. rules and standards must seek to protect the environment and the pursuit of ecologically sustainable development.

General Principles for Code Content

The following guiding principles set the foundation for the format and content of the Code:

1. Code policies are consistent with and implement the State Planning Policies.

2. Code policies do not reproduce other guidelines, standards, information or issues more

appropriately managed under other legislation.

3. The Code does not contradict the Building Rules.

4. Code policies guide the ‘point in time’ assessment of a planning application. They do not seek to

control the ongoing management of a land use (which is more appropriately managed in a licensing

arrangement or compliance with the relevant Development Approval and conditions).

5. Code policies are clearly worded, concise and easily understood, and provide consistency in

interpretation and application.

6. Code policies do not contradict each other.

7. Code policies use consistent terminology which set outcomes (“development located to…,”

development provides…”) rather than guidance (“development should…”).

Accepted development

Accepted development does not require planning consent but does require building consent (and therefore has not been excluded from the definition of ‘development’ in Schedule 4 of the Planning, Development and Infrastructure (General) Regulations 2017).

Accepted development criteria is not linked to policies in the Code but lists relevant criteria which must be met in Table 1.

What classes of development will be listed in Table 1?

When determining whether development should be categorised/classified as accepted (planning consent not required) or deemed-to-satisfy (planning consent must be granted), the following principles should be considered:

- Development which requires numerous policies or relies on policies which already exist in the Code’s Assessment Provisions, is more suitably listed as deemed-to-satisfy than accepted.

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- Development which relies on policies which would be difficult for the layperson to interpret should be deemed-to-satisfy to enable an accredited professional to undertake the assessment.

Deemed-to-satisfy development

What classes of development will be listed in Table 2?

Deemed-to-satisfy development:

- includes classes of development commonly expected in the zone

- must be able to be assessed solely on quantitative, prescriptive criteria.

Drafting deemed-to-satisfy criteria

Deemed-to-satisfy criteria (also known as designated performance features in a performance assessment)

are unambiguous, quantifiable and measurable. They provide a clear solution to a corresponding

performance outcome (although the PO will not be relevant in a deemed-to-satisfy pathway, only the DTS

criteria).

Performance assessed development

What classes of development will be listed in Table 3?

Table 3: Applicable Policies for Performance Assessed Development only lists land uses which are expected to occur frequently in that zone, and for which the policies used in a performance assessment are known without variability.

For example, it would not be appropriate to list ‘indoor recreation facility’ in Table 3, because even if it is an envisaged land use in the zone, such development may be a small yoga studio or a multi-storey gym complex. Design policies for such different scales of development are difficult to identify upfront, and therefore such development is more suitably captured as ‘All Other Code Assessed Development’, allowing the relevant authority to identify the policies relevant to the development from the entirety of the Code.

Drafting desired outcomes

Desired outcomes express the overall vision for a zone, setting out the pre-eminent context which all

subsequent performance outcomes contribute to achieving.

Drafting performance outcomes

Only one planning outcome is to be expressed per performance outcome (PO).

How can you determine what is not appropriate in a zone?

Unlike non-complying development in Development Plans, the restricted development types in a zone does not indicate that development is inappropriate or otherwise. Only the relevant Assessment Provisions (DOs, POs and DTS/DPF criteria) are used to assess the merits of a performance assessed development.

The Code has been drafted in a manner which speaks to the types of development that are envisaged and the outcomes sought (see Performance-based planning section of this report), not what is discouraged or inappropriate. Desired outcomes and performance outcomes, which may express envisaged land uses, provide guidance on a development’s suitability.

Exclusions from notification

Performance assessed development requires public notification unless the type of development is excluded by the Code.

The planning reforms sought to focus on engagement upfront when policy is made, rather than notifying development which may fit within the planning rules.

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Table 5 of the Code’s zone lists these exclusions in accordance with the following principle:

Envisaged forms of development (signified by listing in Table 1 or 2, or DTS/DPF 1.1 of the Zone) are not subject to notification, except where:

a) acceptable standards of built form or intensity are exceeded, and/or b) the development is likely to result in substantial impacts on the amenity of adjacent dwellings

located on land in another zone.

Restricted development

Restricted development is listed in Table 4 of the relevant Zone.

Restricted development provides a procedural pathway for a more comprehensive assessment pathway, involving a State-level assessment.

Restricted development types provide no bearing on the assessment of a performance assessed development.

Referrals

Referrals are largely associated with key state interests that are described in the State Planning Policies.

Referrals are warranted in the following cases:

Referrals should not be established if they can instead be effectively addressed through Code policy.

Referrals should generally only be established where they require specialist technical, scientific or other expert assessment that a relevant authority would not typically be able to perform.

Referral triggers should generally be subject to the qualification that where relevant deemed-to-satisfy criteria are met in the Code; a referral is not required.

Creating a new referral should be avoided unless there is a clear need to establish it based on significant problems in the current system.

Spatial referrals need to be able to be clearly and practically mapped via overlays in the Code.

Referrals which are linked to the need to obtain a licence or other approval under another Act will be given higher weighting for inclusion in the new planning system.

Concept plans

Concept plans guide development within a specific spatial area through a visual expression of the desired development over time. Concept plans are referenced through zone policies and contained in Part 12 of the Code.

Concept plans are not appropriate where:

1. An existing concept plan is superseded or out-of-date 2. The plan has limited relevance in development assessment 3. The plan is irrelevant or obsolete due to over-prescription or inflexibility (e.g. not being able to

evolve with development over time) 4. Development in the subject area has been largely completed 5. Development vision for a concept plan area would be better represented by a Technical and

Numeric Variation or Subzone, or other tools such as an Infrastructure Scheme.

Concept plans may be appropriate where:

6. Policy and zoning tools available in the Code cannot adequately address the development outcomes envisaged in the concept plan; and

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7. The subject concept plan has an active policy role in the future staging of development and provision of infrastructure.

Technical and Numeric Variations (TNVs)

Assessment provisions in the Code can reference TNVs to provide for local variation in the policy. This variation is not appropriate where:

- The TNV only deals with a small or discrete set of values, which could be better addressed through standardisation or different zone selection

- The TNV would be in a zone which seeks to provide a set of clear consistent standards for new development where variation is not warranted (e.g. General Neighbourhood Zone)

- The variation the TNV seeks to address would benefit from standardisation, considering the overall outcome sought rather than specific metrics.

Zones

More information on the purpose of zones in the Code Library is contained in the subsequent chapters of this report.

Creation of a new zone may be warranted where the outcomes sought for particular area are not consistent with any other zone in the Code library and could not be appropriately articulated through a subzone of another zone.

Zone naming convention

Zone names have been drafted using consistent terminology to signify the purpose of the zone, including the following:

Term Meaning

Lan

d U

se

Neighbourhood Residential areas envisaging primarily housing

Employment Envisages primarily commercial and industrial activities, as well as supporting employment-generating uses

Activity Centre Centres providing shopping, business, entertainment and recreation facilities (depending on intensity/location of the centre)

Main Street A centre in a main street or high street context, providing a mix of land uses such as retail, office, commercial and community facilities (depending on intensity/location of the main street)

Corridor Seeking higher density development focussed along a particular road, typically mixed use development with active ground-floor uses

Innovation Mixed use areas promoting research, health, education and technology

Infrastructure Area for the provision of infrastructure such as electricity, landfill/waste, water treatment/supply, airports, marinas

Inte

nsi

ty/

loca

tio

n

City City of Adelaide (CBD, North Adelaide and Park Lands)

Strategic Areas of State-level importance

Urban Redeveloping areas serving a broad urban catchment within South Australia

Suburban Lower density areas within an urban area

Township Towns within a regional or rural area

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Settlement Rural settlements, of a smaller scale than townships

Rural Areas in a countryside or remote location

Subzones

Creation of a new subzone may be warranted where the outcomes sought for a particular area are generally consistent with a zone, subject to refinement or certain location-specific outcomes.

Subzone policies do no repeat policies from the parent zone, but set out additional, more specific outcomes which will supersede any conflicting provisions in the parent zone.

Overlays

Overlays are used to set out location-specific policy outcomes, often linked to State Planning Policies and where agency referral is required.

Overlays are only relevant as referenced by the classification tables in the relevant zone. This can be done in three ways:

1. The Overlay policies are not called up where the overlay provisions are not relevant to that class of development.

2. The Overlay policies are called up in the relevant assessment provisions where the overlay is directly relevant to that class of development.

3. The Overlay prevents a deemed-to-satisfy or accepted development pathway only where the overlay is directly relevant to that class of development and does not contain deemed-to-satisfy criteria which address the relevant matters.

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The Phase Three Code Framework The zones established in the Code are illustrated in the following tables. Further information on each zone can be found in the relevant chapter of this guide.

Zones and Subzones

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Overlays

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General Development Policies

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Technical & Numeric Variations

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Chapter 1: People and Neighbourhoods

People and Neighbourhoods Zones and Subzones

City Living Zone

This zone envisages low-rise, low to medium-density housing, with medium rise in identified areas, that supports a

range of needs and lifestyles located within easy reach of a diversity of services and facilities that support city living.

Where it applies: The primary living / residential areas in the City of Adelaide.

Medium-High Intensity Subzone

Applies to small areas of this zone where there is capacity for well-designed, higher intensity infill development on

large sites.

North Adelaide Low Intensity Subzone

Applies in appropriate parts of North Adelaide, envisaging low-rise low-density housing on large allotments in an

open landscaped setting.

East Terrace Subzone

Applies along East Terrace to encourage medium rise housing, with integrated developments on catalyst sites to

create a greater level of activity fronting the Park Lands.

City Main Street Zone

This zone supports an innovative mix of medium and high-density urban development along main road corridors

within the City of Adelaide which display main street qualities and provide both daytime and night-time activation.

Where it applies: Key active shopping/restaurant streets in the Adelaide CBD.

Gouger and Grote Street Subzone

Seeks development of Gouger Street as a mix of retail, restaurant, commercial and mixed business uses, and Grote

Street as an active restaurant and shopping street that complements the main entrance and vibrancy of the Adelaide

Central Market.

Hindley Street Subzone

Seeks development of Hindley Street (east of Morphett Street) as the pre-eminent evening and late-night

entertainment hub for metropolitan Adelaide with complementary shopping, hospitality, mixed business and high-

density living, and Hindley Street (west of Morphett Street) as a main street with a range of retail, educational,

mixed business, cultural, short-stay accommodation, hospitality uses and high-density living.

Rundle Mall Subzone

Seeks development of Rundle Mall as the state’s premier shopping destination.

Rundle Street Subzone

Seeks development of Rundle Street as an important shopping, leisure, dining and gathering place, complemented

by compatible residential accommodation in upper levels.

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City High Street Subzone

Applies to parts of Hutt, Halifax, Sturt, O’Connell and Melbourne streets. Envisages a safe, walkable and vibrant

shopping, entertainment and commercial high street precinct with an active day and evening economy supported by

medium density residential development.

Urban Corridor (Boulevard) Zone

This zone supports a mix of medium and high-density urban development framing strategic main road corridors and

areas of significant open space. The primary aim of the zone is to create a uniform streetscape edge set back from

the main road boundary to allow for generous landscaping and to frame the corridor with tall, articulated building

facades and highly activated frontages. A greater variety and mix of land uses is sought in this zone, in particular

mixed-use buildings that contain offices, small-scale shops, and mixed-use business development at lower floors

with dwellings above.

Where it applies: Areas where the Urban Corridor Zone, Boulevard Policy Area currently applies in development plans e.g. Greenhill Road, Anzac Highway, Hackney Road and Churchill Road.

Urban Corridor (Business) Zone

This zone supports a mix of medium and high-density urban development along established strategic or mixed-use

road corridors. The primary aim of the zone is to provide for a broad range of non-residential development typical of

existing mixed-use zones on main road corridors. Non-residential development will be located at ground level in

mixed use or individual buildings and will be supported by a diverse range of dwellings at ground or upper floor

levels (in either mixed use or stand-alone buildings).

The key difference between this zone and the other Urban Corridor Zones is the larger range of non-residential land

uses envisaged (including petrol stations, light / service industries, service trade premises and warehouses).

Where it applies: Areas where the Urban Corridor Zone, Business Policy Area applies in development plans e.g. Main North Road, Lower North East Road, adjacent Port Road – Thebarton and Anzac Highway - Keswick.

Urban Corridor (Main Street) Zone

This zone supports a mix of medium and high-density urban development along main road corridors which display

main street qualities (typified by highly activated, fine-grain, narrow building frontages with frequent pedestrian

entry points) and provide both daytime and night-time activation.

Where it applies: Areas where the Urban Corridor Zone, High Street Policy Area applies in development plans e.g. Unley, Prospect, Henley Beach and Magill roads.

Urban Corridor (Living) Zone

This zone supports the development of high-intensity, vibrant, mixed use corridors which include a variety of new

housing choices along with a range of complementary retail and commercial activities. Development will generally

have a greater proportion of housing than retail or commercial activities. Non-residential forms of development will

typically be located on ground and lower building levels.

Where it applies: Areas where the Urban Corridor Zone, Transit Living Policy Area applies in development plans e.g.

Fullarton Road, Anzac Highway, Henley Beach Road, Prospect Road and Lower North East Road.

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Urban Corridor Living Retail Subzone

Seeks additional neighbourhood-scale shopping, business, entertainment and recreation facilities to provide a focus

for business and community life and most daily and weekly shopping needs of the community.

Urban Neighbourhood Zone

This zone envisages a mixed-use area comprising residential, retail, office, commercial and civic land uses in compact

and higher-density growth or regeneration areas.

Where it applies: Urban areas where there is significant opportunity to increase the density of development around

a major public transit node or corridor or a significant place of interest, including where the Urban Core Zone and /

or Suburban Activity Node Zone may apply in development plans e.g. West Lakes, Bowden, Seaton, Tonsley, Bedford

Park and the Paradise Interchange.

Main Street Subzone

A shopping, entertainment and commercial main street supported by medium to high density residential

development.

Urban Neighbourhood Retail Subzone

Envisages additional neighbourhood-scale shopping, business, entertainment and recreation facilities to provide a

focus for business and community life and most daily and weekly shopping needs of the community.

Urban Renewal Neighbourhood Zone

This zone anticipates housing and other land uses which no longer meet community preferences replaced with new

diverse housing options. Housing density increases, taking advantage of well-located urban land. Employment and

community services will improve access to jobs, goods and services without compromising residential amenity.

Where it applies: Regenerating urban/suburban residential areas, including where the Urban Renewal Zone applies

in development plans e.g. Kilburn, St Clair

Mixed Use Transition Subzone

Seeks a range of business, commercial, warehousing and light industrial uses enabling the transition of the area to

mixed-use development, compatible with residential development.

Landscape Transition Subzone

Seeks development in an open landscaped setting.

Established Neighbourhood Zone

This zone envisages a range of housing types that respond to housing preferences, with new buildings sympathetic

to the predominant built form character and development patterns.

Where it applies: Residential areas subject to the Character Area Overlay or Historic Area Overlay, or

neighbourhoods that are expected to experience little change and seek a distinct built form character.

General Neighbourhood Zone

This zone encourages low-rise, low and medium-density housing that supports a range of needs and lifestyles

located within easy reach of services and facilities. Employment and community service use contribute to making the

neighbourhood a convenient place to live without compromising residential amenity.

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Where it applies: Most of the residential land in Greater Adelaide, particularly areas where the Residential Code

under Schedule 4 2B of the Development Regulations 2008 applies and replacing the Residential Zone from

development plans.

Golf Course Estate Zone

This zone envisages a golf course and associated club facilities as well as housing and tourism development

sensitively integrated with natural features such as topography, vegetation and watercourses. Services and facilities

support recreation and tourism.

Where it applies: Residential estates surrounding golf courses

Hills Neighbourhood Zone

This zone ensures development provides a complementary transition to adjacent natural and rural landscapes. Low

density housing minimises disturbance to natural landforms and existing vegetation to mitigate the visible extent of

buildings, earthworks and retaining walls.

Where it applies: Areas with steep topography such as existing ‘Hills’ or ‘Foothills’ zones/policy areas, and often at the interface with the Hills Face Zone

Housing Diversity Neighbourhood Zone

This zone envisages medium density housing to support a range of needs and lifestyles, located within easy reach of

a diversity of services and facilities. Employment and community service use contribute to making the

neighbourhood a convenient place to live without compromising residential amenity.

Where it applies: Existing medium density policy areas within the Residential Zone

Master Planned Neighbourhood Zone

This zone envisages a new or expanding community with a diverse range of housing that supports a range of needs

and lifestyles located within easy reach of a diversity of services, facilities and open space.

Where it applies: Areas identified for broad-hectare or master planned development

Emerging Activity Centre Subzone

Applies over areas where new activity centre(s) are anticipated, but the location of such centres has not been determined through zoning yet. Enables development of employment and community services in designated activity centres to make neighbourhoods a healthy and convenient place to live.

Neighbourhood Zone

This zone encourages housing that supports a range of needs and complements the existing local context. Services and community facilities contribute to making a convenient place to live without compromising the residential amenity and character of the neighbourhood.

Where it applies: Residential areas near rural townships

American River Subzone

Applies in Kangaroo Island, envisaging a mix of residential and holiday homes including small, compact shack development, low density residential and elevated homes set within a bush setting containing critical habitat for the Glossy Black Cockatoo.

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Roxby Downs Subzone

Applies in Roxby Downs to support residential neighbourhood that includes workers accommodation to meet the housing needs of workers associated with key local industries.

Underground Subzone

Applies to the residential area within Coober Pedy to support housing that contributes to the existing local context and development pattern primarily in the form of underground dwellings.

Wallaroo Landmark Subzone

Envisages high quality medium density residential development presenting an attractive built form overlooking the Wallaroo Marina.

Waterfront Subzone

Seeks residential development located with a coastal frontage or within a marina that provides opportunities for water-based recreation. Development is sited and designed to complement a waterfront environment.

Suburban Neighbourhood Zone

This zone envisages low density housing consistent with the existing local context and development pattern. Services

and community facilities contribute to making the neighbourhood a convenient place to live without compromising

residential amenity and character.

Where it applies: Low density suburban areas

Waterfront Neighbourhood Zone

This zone seeks a diverse range of housing which takes advantage of waterfront locations. Development enhances

public access to waterfront areas. Dual aspect allotments incorporate designs to enhance the streetscape.

Where it applies: Residential areas in waterfront locations with policy specific to dual frontage of water-facing sites.

Rural Neighbourhood Zone

This zone provides for housing on large allotments in a spacious rural setting, often together with large outbuildings. Provides easy access and parking for cars, considerable space for trees and other vegetation around buildings, as well as on-site wastewater treatment where necessary. Limited goods, services and facilities that enhance rather than compromise rural residential amenity.

Where it applies: Residential land in regional areas with a rural character, with typically larger blocks than the Neighbourhood Zone, but smaller than the Rural Living Zone

Bookmark Creek Subzone Applies to land around Bookmark Creek and the River Murray to ensure development does not compromise the quality of groundwater

Adelaide Hills Subzone Envisages residential and tourist accommodation that retains and embraces the values of the established mature vegetation as a defining characteristic of the Adelaide Hills, with land division sympathetic to the allotment pattern and characteristics within the locality.

Rural Living Zone

This zone envisages a spacious, secluded and peaceful residential lifestyle within semi-rural or semi-natural environments, providing opportunities for a range of low-intensity rural activities and home-based business activities that complement that lifestyle choice. Ancillary land uses, such as small-scale animal keeping, will be of a scale and type that will not interfere with the residential function of the land or adjoining land, or the semi-rural character

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desired for the zone. Allotments will be of a size capable of supporting hobby rural activities such as horse keeping, small-scale horticulture and small-scale businesses.

Where it applies: Rural areas where dwellings are anticipated along with farming

Animal Husbandry Subzone Applies to locations where large-scale horse keeping and dog kennelling occur in association with residential development.

Intensive Horse Establishments Subzone Envisages the accommodation of a range of commercial horse-related activities primarily for the agistment of horses, their breeding, stabling and training in association with residential development.

Rural Settlement Zone

This zone provides for a small mixed-use settlement supporting a limited range of residential development, tourist,

recreation and community facilities grouped together to serve the local community and visitors. Development will

contribute to and enhance the local context and development pattern of the settlement.

Where it applies: Rural settlements of a smaller scale than townships

Fisherman Bay Subzone Applies to Fisherman Bay to ensure residential allotments are created once appropriate coastal protection measures

are established.

Rural Shack Settlement Zone

This zone seeks limited development within an environment where natural processes such as flooding, sea-level rise,

sand drift and erosion occur. The natural environment is protected from inappropriate development and existing

development is upgraded to incorporate environmental improvements.

Where it applies: Existing Coastal Settlement, Shack Settlement Zones or similar zones/policy areas in development

plans which are generally in the nature of residential/holiday home areas; typically, in coastal, river locations (as

opposed to other types of settlements in which there are a mix of uses such as shops and other services etc.).

Township Zone

This zone provides for a range of residential, community, retail, business, commercial and light industry uses and

facilities to serve the local community, businesses and visitors. Development will contribute to and enhance existing

streetscapes and settlement patterns found in the township.

Where it applies: Country townships

Nairne Redevelopment Subzone Envisages redevelopment of the former Chapman’s Smallgoods factory (the Chapman’s site) and Bush Timbers’

Salvage yard (Bush Timbers’ site) (Nairne East) to achieve a mix of retail and medium density housing.

Township Neighbourhood Zone

This zone accommodates of a range of housing types that respond to housing preferences in a manner that

contributes to and enhances township streetscapes and original settlement patterns.

Where it applies: Residential parts of townships where commercial land uses are not envisaged, and which seek for development to complement the township settlement pattern

Residential Park Zone

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This zone envisages accommodation in the form of caravan and camping sites, cabins and transportable dwellings, with associated small-scale services and facilities.

Where it applies: Areas subject to the Residential Parks Act 2007, such as caravan parks

Workers’ Settlement Zone

This zone seeks appropriately designed and located accommodation for seasonal and short-term workers in rural areas

that minimises environmental and social impacts.

Where it applies: Areas suitable for workers’ accommodation in rural areas

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People and Neighbourhoods Overlays

Affordable Housing Overlay

This overlay promotes affordable housing that is integrated with residential and mixed-use development, catering for a variety of household structures. It contains policies allowing dispensations for typical planning requirements such as minimum site areas, car parking or building heights where affordable housing is proposed.

Where it applies: Areas of the state where 15% affordable housing must be provided as a part of development applications for 20 or more dwellings or residential allotments.

Referrals: Development for the purposes of the provision of affordable housing will be referred to the Minister responsible for administering the South Australian Housing Trust Act 1995 to provide direction on the conditions required to secure the provision of dwellings or allotments for affordable housing.

Character Area Overlay

The overlay seeks to reinforce valued streetscape characteristics through contextually responsive development,

design and adaptive reuse that respects the attributes expressed in the relevant Character Area Statement.   

Where it applies: Development Plan zones, policy areas and precincts with the words ‘character’ or ‘streetscape’ in their title.

Referrals: None

Character Preservation District Overlay

The overlay seeks to recognise, protect and enhance the special character of the Barossa Valley and McLaren Vale

region, assuring and promoting the long-term use of land outside of townships for primary production and

associated value adding enterprises.

Where it applies: The Barossa Valley and McLaren Vale region

Referrals: None

Design Overlay

The overlay seeks development which positively contributes to the liveability, durability and sustainability of the

built environment through high-quality design.

Where it applies: In parts of metropolitan Adelaide which a referral to the Government Architect operates under the Development Regulations 2008, including the City of Adelaide, Urban Corridor Zones and the City of Port Adelaide.

Referrals: This overlay will trigger a referral to the Government Architect for advice on how a particular development contributes to meeting the Office of Design and Architecture South Australia’s Principles of Good Design.

Heritage Adjacency Overlay

This overlay seeks for development adjacent to State and Local Heritage Places to maintain the heritage and cultural values of those Places.

Where it applies:

Within urban areas, applies to:

• Any directly abutting allotment, to a maximum distance of 60 metres, plus

• Any property within 6 metres of the allotment on which the heritage place is located, to a maximum

distance of 60 metres, except where separated by a road/reserve greater than 6 metres wide.

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• Any land that falls within 30 metres of a place where the place is located within a road reserve.

Within rural areas, applies to:

• Any land that falls within 500 metres of a heritage place and that is on a separate allotment to the heritage

place

Referrals: Development that may materially affect the context of a State Heritage Place wil be referred to Minister responsible for the administration of the Heritage Places Act 1993.

Historic Area Overlay

This overlay seeks to reinforce historic themes and characteristics through conservation and contextually responsive

development, design and adaptive reuse that responds to existing coherent patterns in streetscapes and built form.

The overlay policies link to Historic Area Statements that have regard to the local attributes of particular historic

areas.

Where it applies: Over existing Historic Conservation Zones / Areas / Policy Areas and Precincts.

Referrals: None

Noise and Air Emissions Overlay

This overlay seeks to protect community health and amenity from adverse impacts of noise and air emissions.

The overlay is also the trigger for application of Ministerial Building Standard 010 - Construction requirements for the control of external sound.

Where it applies: Surrounding major transport corridors (road and rail) and mixed land uses

Referrals: None

Local Heritage Place Overlay

This overlay ensures development maintains the heritage and cultural values of Local Heritage Places through

conservation, ongoing use and adaptive reuse.

Where it applies: Existing Local Heritage Places to ensure their ongoing protection and conservation

Referrals: None

State Heritage Area Overlay

This overlay seeks to maintain the heritage and cultural values of State Heritage Areas through conservation,

ongoing use and adaptive reuse.

Where it applies: State Heritage Areas under the Heritage Places Act 1993

Referrals: Specified development requires referral to the Minister administering the Heritage Places Act 1993, except where it is minor in nature or in accordance with a Heritage Agreement under the Heritage Places Act 1993.

State Heritage Place Overlay

This overlay seeks to maintain the heritage and cultural values of State Heritage Places through conservation, ongoing use and adaptive reuse.

Where it applies: Places entered in the State Heritage Register

Referrals: Specified development requires referral to the Minister administering the Heritage Places Act 1993, except where it is minor in nature or in accordance with a Heritage Agreement under the Heritage Places Act 1993.

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People and Neighbourhoods General Development Policies

Design

These general policies reflect the principles of good design and may apply across many development scenarios (not just residential).

These design-related policies focus on the design of buildings, structures and spaces for aesthetic and/or sustainable purposes. They also provide guidance for residential development regarding amenity, private and communal open space, and dwelling additions.

When it applies: Most applications for new buildings in rural areas

Design in Urban Areas

These general policies build upon those in the ‘Design’ General Development Policies, but with a focus on urban areas. It includes policy for buildings with 4 or more building levels.

When it applies: Development in an urban setting

Housing Renewal

This module contains policies and rules that will be applied to dwellings developed by the South Australian Housing Trust or registered Community Housing providers. These policies are reflective of existing checklists used by the State Coordinator-General in the assessment of community/public housing undertaken through the Renewing Our Streets and Suburbs (ROSAS) Stimulus Program.

When it applies: Applications for new dwellings by the South Australian Housing Trust or endorsed Community Housing providers

Land Division

These policies encourage land division which:

• creates allotments with the appropriate dimensions and shape for their intended use

• allows efficient provision of new infrastructure and the optimum use of underutilised infrastructure

• integrates and allocates adequate and suitable land for the preservation of site features of value, including significant vegetation, watercourses, water bodies and other environmental features

• facilitates solar access through allotment orientation

• creates a compact urban form that supports active travel, walkability and the use of public transport

• avoids areas of high natural hazard risk.

When it applies: Applications to subdivide one or more allotments, or boundary realignments.

Workers’ Accommodation and Settlements

These policies seek appropriately designed and located accommodation for seasonal and short-term workers in rural areas that minimises environmental and social impacts.

When it applies: Where worker’s accommodation is proposed, commonly in areas to support mining operations.

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Chapter 2: Productive Economy

Productive Economy Zones and Subzones

Capital City Zone

This zone is the commercial and business core of the Adelaide square mile and the economic and cultural focus of the state. It includes a mix of residential, employment, community, educational, recreational, tourism and entertainment land uses.

Where it applies: Most of the Adelaide central business district.

City Frame Subzone Envisages primarily medium to high rise residential development supported by a mix of ground level shops, personal services, restaurants and community and hospitality uses, to create an active and visually continuous edge to the Adelaide Park Lands Zone.

City Riverbank Zone

This zone seeks exemplary design quality and architecture that is contemporary and innovative and respectful of the heritage buildings, Adelaide Park Lands setting and civic functions of the locality. It promotes a fine-grained precinct with a quality public realm that is inviting and comfortable for pedestrians, with strong visual and physical connections between important buildings, public spaces, the Adelaide Park Lands and other key destinations.

Where it applies: North Terrace and riverbank areas along the River Torrens containing important state institutions and entertainment facilities

Cultural Institutions Subzone Envisages a vibrant cluster of cultural and institution uses including tertiary education, research, viceregal, libraries and museums that attract students, professionals, workers and visitors to the city.

Entertainment Subzone Seeks a prominent, vibrant and safe public plaza that provides a focal point for the Riverbank precinct and is supported by a vibrant mix of land uses that encourage use by city workers, residents, families, students, youth, children and tourists.

Health Subzone Envisages creation of an identifiable and unified city precinct with strong connections to the Torrens River, North Terrace, the Royal Adelaide Hospital, and the city.

Innovation Subzone An innovation precinct accommodating a range of commercial, educational and research activities supported by a mix of compatible employment generating land uses including tourism, hospitality, cultural, entertainment and retail activities.

Urban Activity Centre Zone

This zone supports the full range of services and facilities required to cater for regional and district scale populations and lifestyle needs. The zone accommodates retail, office, community, civic, entertainment, educational, tourist and recreational land uses and activities. Medium- to high- density housing will be accommodated only on the upper floors of mixed-use buildings to ensure a high level of activity and interaction at street level.

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Where it applies: Existing Regional Centre or District Centre Zones where the centre provides for a range of regional facilities integrated with public transport networks (e.g. Westfield Marion), and large regional centres servicing a broad area (e.g. Mount Gambier).

Port Adelaide Centre Subzone Seeks the development of tourism, cultural and recreational facilities related to Port Adelaide’s unique maritime history and commercial heritage and character, and promotion of the zone as a major state tourism destination. Residential development is appropriate in designated areas.

Suburban Activity Centre Zone

This zone encourages active retail precincts that includes neighbourhood-scale shopping, business, entertainment

and recreation facilities. It is a focus for business and community life and provides for most daily and weekly

shopping needs of the community.

Where it applies: Existing Neighbourhood Centres, as well as some small District Centres

Suburban Main Street Zone

This zone envisages a mix of land uses including retail, office, commercial, community, civic and medium density residential development that supports the local area. It encourages a high degree of pedestrian activity and main street activity with well-lit and visually engaging shop fronts and business displays including alfresco seating and dining facilities.

Where it applies: Existing activity centres where a main street character is desired

Township Activity Centre Zone

This zone encourages a cohesive, active, accessible and welcoming centre for local residents and visitors to shop, work, meet, entertain and relax in an attractive and safe environment. The range of land uses that occur in the centre provide important services to town residents, rural hinterland and the broader region.

Where it applies: Existing regional Town Centres that are not focused along a main street (where the Township Main Street Zone may apply instead)

Township Main Street Zone

This zone provides a focus for regional main streets that service the local community and visitors. Development will

primarily comprise retail, office, entertainment and recreational land uses and activities.

Housing may be accommodated in conjunction with non-residential uses, ideally sited above or behind non-

residential uses to ensure shopfronts on the main street are preserved.

Buildings complement the traditional low-scale main street character with ground floor uses that contribute to an active and vibrant street may be appropriate.

Where it applies: Town centres that are focussed around a traditional main street

Local Activity Centre Zone

This zone envisages a range of small-scale shops, offices, business, health and community facilities to provide daily

services to and support walkable neighbourhoods.

Where it applies: Existing local centre zones

Strategic Innovation Zone

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This zone accommodates key education, research and innovation facilities supported by a mix of compatible land uses including tourism, hospitality, cultural, health, entertainment, recreation and small-scale retail activities to meet the needs of residents and visitors.

Where it applies: Key mixed-use precincts envisaging innovative research and technologies

Rehabilitation Subzone Envisages a mix of primary land uses including facilities for health and aged care, rehabilitation, education and research along with residential, community, cultural, recreation and small-scale retail activities that meet the daily needs of the residential and visiting population.

Flinders Subzone Envisages a range of education, health, research and employment facilities of regional significance, mixed with medium to high density housing/accommodation, with complementary activities such as shops, consulting rooms, offices and entertainment facilities concentrated around new railway infrastructure.

Repatriation Subzone Envisages an integrated, walkable health precinct comprising a range of facilities for health and aged care, rehabilitation, education, research, community and supported accommodation complemented by compatible retail activities and a variety of connected open spaces that cater for social and ceremonial gatherings, recreation, cultural activities and reflection.

Activity Node Subzone Envisages retail activity focused on key roadways, public transport routes and rail corridors that provide focal points for workers, students, visitors and residents to socialize and congregate, complementing a range of other more predominant activities within Strategic Innovation Zone.

Strategic Employment Zone

This zone anticipates a comprehensive range of industrial, logistical, warehousing, storage, research and training land uses together with compatible business activities generating wealth and employment for the state.

Where it applies: Industrial areas of strategic importance to South Australia

Gillman Subzone Envisages a range of major logistics, manufacturing, high technology and research land uses generating wealth and employment for the state that takes advantage of road, rail and ports infrastructure together with compatible business activities that support an expanding workforce.

National Naval Shipbuilding Subzone Seeks ship building and the long-term growth of defence related support industry uses generating wealth and employment for the state and nation.

Ports Subzone Seeks a range of port related activities that support the ongoing strategic and economic state significance of the area for the handling of export and import commodities.

Significant Industry Subzone Accommodates major special industrial activities requiring large areas of land to manage interfaces with sensitive land uses and the environment that are of significance to the state and regional economy.

Employment (Bulk Handling) Zone

In this zone, agricultural and other commodities are received, stored and dispatched in bulk to generate wealth and employment for the state.

Where it applies: Areas used for bulk handling activities

Employment (Enterprise) Zone

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This zone anticipates a range of industrial, warehousing, storage, and service activities with compatible business activities generating wealth and employment for the state.

Where it applies: Industrial areas in Roxby Downs

Light Industry Subzone Envisages a range of light industrial and other business activities that complement the role of other zones that provide a focus for shopping, administrative, civic and community activities.

Employment Zone

This zone supports a diverse range of low-impact, light industrial, commercial (including bulky goods) and business activities that complement the role of other zones with significant industrial, shopping and business activities.

Where it applies: Existing areas with a mix of industrial and commercial land uses, including large-format retail showrooms

Roadside Service Centre Subzone Seeks provision of services and facilities to cater for the needs of road users, particularly on long journeys.

Retail Activity Centre Subzone Applies to specialist activity centres that comprise large format retail and commercial activities which complement the principal land uses desired in the zone and the role of other zones accommodating significant shopping, business and commercial activities.

Suburban Business Zone

This zone provides for a mixture of commercial, light industrial, shop and residential land uses. Development will be designed and sited to minimise impacts on adjoining land uses.

Where it applies: Areas with a mixture of light industrial land uses, interspersed with dwellings

Business Neighbourhood Zone

This zone envisages a mixed-use environment of a lower scale and more residential-focused than the Suburban Business Zone. Only low-impact, non-residential uses are envisaged in the form of small-scale shops, offices and consulting rooms.

Where it applies: Areas with a mixture of small-scale businesses, interspersed with dwellings

Melbourne Street West Subzone

Envisages a mixed-use area accommodating low-impact employment-generating activities and a range of low to medium density housing.

Home Industry Zone

This zone accommodates small-scale and low-impact business enterprises in conjunction with a dwelling to provide opportunities to work from home and contribute to employment diversity.

Where it applies: Areas with home-based industries

Caravan and Tourist Park Zone

This zone supports caravan and camping sites, cabins, transportable dwellings and their associated services and facilities. It primarily caters for short-term residents and visitors.

Where it applies: Caravan parks

Motorsport Park Zone

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This zone accommodates a motorsport facility comprising sealed and non-sealed racing and other motor vehicle-related circuits/strips, spectator facilities and services. A range of development types can be accommodated including associated industries, commercial uses, a retail service precinct, small-scale shops and tourist accommodation and facilities.

Where it applies: The Bend Motorsport Park in Tailem Bend

Resource Extraction Zone

This zone supports the provision and protection of land for the extraction, production and/or processing of a mineral, extractive or petroleum resource and ensures that development does not inhibit the future extraction of such resources.

Where it applies: Mining sites

Adelaide Country Zone

This zone supports a complex and diverse range of land uses at the appropriate scale and intensity needed to conserve and enhance the zone’s natural character, biodiversity, identity and scenic qualities.

Where it applies: The Mount Lofty Ranges in the Adelaide Hills region

The Cedars Subzone

Envisages a cultural, arts and tourist precinct centred on the former residence and studio of artist Hans Heysen and conservation of the surrounding eucalypt forest.

Rural Zone

This zone covers the majority of the incorporated areas of the state. It supports a wide range of primary production activities and provides opportunities for value-adding and the use of renewable energy sources, including updated windfarm/solar farm provisions.

Where it applies: Vast areas of land between rural towns

Kangaroo Island Subzone

Seeks primary production and associated uses that support and conserve the Island’s economic, scenic and culturally important natural and rural landscapes.

Rural Horticulture Zone

This zone provides for intensive agriculture in the form of growing and processing of produce while supporting a wide range of low-impact rural activities. Value-adding opportunities are envisaged, with less emphasis given to tourist accommodation.

Where it applies: Areas used for horticulture, such as the Riverland

Windamere Park Subzone

Envisages development primarily involving the provision of disability services in a rural setting.

Rural Intensive Enterprise Zone

This zone provides for the large-scale commercial production of animal and animal products (intensive animal keeping, broiler sheds, feedlots and piggeries), and their associated processing facilities and industries. The zone contains larger allotment sizes to deal with significant external impacts (noise, odour, waste) and large buffers.

Where it applies: Food industries

Rural Aquaculture Zone

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This zone supports marine and land-based aquaculture including facilities, infrastructure, ancillary development and value-adding opportunities.

Where it applies: Areas used for land-based aquaculture (Note: water-based aquaculture will be zoned Coastal Waters and Offshore Islands Zone)

Tourism Development Zone

This zone provides for range of tourist accommodation and associated services and facilities that enhance visitor

experiences and enjoyment.

Where it applies: Areas near key tourism attractions that accommodate hotels, restaurants, etc.

Monarto Safari Park Subzone

Envisages establishment of an international standard fauna conservation park and educational and passive recreational resource where watercourses and other environmentally important features are protected from development and buffers are maintained to adjoining land uses.

River Murray Experience Subzone

Envisages recreation and tourism facilities including tourist accommodation and water-based tourism and public recreation uses focused within the River Murray Valley, together with continuation of primary production.

Winery Experience Subzone

Envisages viticulture and facilities for the continuing production, storage, distribution and sale of wine, together with a range of tourism facilities to provide visitor experiences and showcase wine product.

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Productive Economy Overlays

Dwelling Excision Overlay

This overlay seeks to allow dwellings located on large rural allotments to be excised into a smaller allotment, leaving the balance of the land for primary production uses.

Where it applies: Areas where development plans currently anticipate land division that excises existing dwellings onto smaller allotments

Referrals: None

Environment and Food Production Areas Overlay

This overlay applies to the Environment and Food Production Areas as prescribed under Section 7 of the Planning, Development and Infrastructure Act 2016 and ensures these areas continue to be protected from urban encroachment. Land division that creates one or more additional allotments for residential purposes is prohibited.

Where it applies: To the Environment and Food Production Areas as prescribed under Section 7 of the Planning, Development and Infrastructure Act 2016

Referrals: None

Gateway Overlay

This overlay seeks to maintain and improve the visual amenity and streetscape appeal along prominent entrances into towns, tourist and historic precincts, activity centres and main streets through the careful siting of buildings and other activities in a landscaped setting.

Where it applies: Along prominent entrances to towns

Referrals: None

Interface Management Overlay

This overlay seeks development of sensitive receivers in a manner that mitigates potential adverse environmental and amenity impacts generated by the lawful operation of neighbouring and proximate land uses.

Where it applies: Around established uses that can generate nuisance impacts like waste treatment plants, bulk handling facilities, etc.

Referrals: None

Limited Dwelling Overlay

This overlay seeks to prevent new dwellings being constructed in rural areas where such development may restrict primary production activities. This is evident in various ‘paper towns’ throughout the state (or adjoining key regional towns/cities) where there is pressure for rural living on existing smaller allotments and a desire to retain productive primary production lands.

Where it applies: Rural areas where development plans currently discourage dwellings in favour of primary production

Referrals: None

Limited Land Division Overlay

This overlay seeks to protect land from ongoing fragmentation by limiting land divisions.

Where it applies: Key rural areas of South Australia where there is a desire to retain larger allotment sizes and minimise the potential for small allotments and the associated risks of rural living. This overlay can also apply to

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townships and settlements where further land division is not encouraged and may result in the existing character being impacted upon or where infrastructure constraints limit growth opportunities.

Referrals: None

Resource Extraction Protection Area Overlay

This overlay seeks to protect the current and future extraction of key mineral and other resources by ensuring development has regard to potential environmental and amenity impacts generated by the operation of strategic mines or quarries.

Where it applies: Mining areas

Referrals: To the Minister responsible for administering the Mining Acts, for certain forms of sensitive development.

Significant Interface Management Overlay

This overlay seeks to prevent the establishment of new, and intensification of, sensitive receivers to mitigate community exposure to potential adverse hazards and environmental and amenity impacts generated by the lawful operation of proximate significant activities.

Where it applies: In buffer areas surrounding high impact activities

Referrals: None

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Productive Economy General Development Policies

Advertisements

These policies seek to ensure advertisements are appropriate to their context, efficient and effective in communicating, limited in number to avoid clutter, and do not create hazard.

When it applies: When a new advertising sign is proposed

Animal Keeping and Horse Keeping

These policies seek to ensure animals are kept at a density that is not beyond the carrying capacity of the land and in a manner that minimises their adverse effects on the environment, local amenity and surrounding development.

Note: Policy relating to more intensive animal keeping is in the Intensive Animal Husbandry and Dairies General Development Policies.

When it applies: Where an applicant proposes to use land for horse keeping or dog kennels

Aquaculture

These policies encourage development of aquaculture facilities in an ecological, economic and socially sustainable manner to support an equitable sharing of marine, coastal and inland resources and mitigate conflict with other water-based and land-based uses.

When it applies: Where an applicant proposes to use water for seafood farming

Beverage Production in Rural Areas

These policies seek to mitigate the potential amenity and environmental impacts of value-adding beverage production facilities such as wineries, distilleries, cideries and breweries.

The policies are based on existing development plan policies associated with wineries.

When it applies: An application for a new craft brewery or winery

Bulk Handling and Storage Facilities

These policies encourage facilities for the bulk handling and storage of agricultural, mineral, petroleum, rock, ore or other similar commodities to be designed to minimise adverse impacts on transport networks, the landscape and surrounding land uses.

It includes minimum separation buffers from sensitive land uses through deemed-to-satisfy/designated performance feature criteria for specific bulk handling and storage facilities, such as coal or bulk petroleum storage.

When it applies: Where large storage facility is proposed (e.g. petroleum storage)

Forestry

These policies ensure commercial forestry is designed and sited to maximise economic benefits whilst managing potential negative impacts on the environment, transport networks, surrounding land uses and landscapes.

When it applies: Where commercial forestry is proposed

Intensive Animal Husbandry and Dairies

These policies encourage development of intensive animal husbandry and dairies in locations that are protected from encroachment by sensitive receivers and in a manner that minimises their adverse effects on amenity and the environment.

When it applies: Where a new piggery or dairy is proposed

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Interface Between Land Uses

These policies ensure development is located and designed to mitigate adverse effects on or from neighbouring and proximate land uses. It seeks to reduce conflict and protect health by addressing interface issues such as land use separation, overshadowing, noise and vibration, and air quality.

When it applies: A range of new developments where impact on adjoining neighbours needs to be considered (e.g. where a commercial or industrial land use is proposed adjacent residential areas)

Resource Extraction

These policies ensure resource extraction activities are developed in a manner that minimises human and environmental impacts.

Note: Current development plan policy that is regulated under the Mining Act 1971 has been removed to avoid duplication.

When it applies: Where new or increased mining activities are proposed

Tourism Development

These policies guide tourism development in locations that cater to the needs of visitors and positively contribute the South Australia's visitor economy.

When it applies: Where an application proposes tourist accommodation or other tourist-related facilities

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Chapter 3: Natural Resources and Environment

Natural Resources and Environment Zones and Subzones

Adelaide Park Lands Zone

The zone comprises a distinctive and culturally significant landscaped park and open space setting (for passive and active recreational uses) which is integral to the form and setting of the City of Adelaide.

Where it applies: Adelaide Park Lands and City squares

Coastal Water and Offshore Islands Zone

The zone seeks to protect the state’s coastal waters, including marine parks and offshore islands, and recognises the importance of these areas for commercial, tourism, recreational and navigation activities.

Note: The Coastal Areas Overlay will apply to those areas where coastal processes occur.

Where it applies: Waters adjacent the coast and small islands

Conservation Zone

This zone seeks the conservation and enhancement of the natural environment and natural ecological processes for their historic, scientific, landscape, habitat, biodiversity, carbon storage and cultural values. It includes provision of opportunities for the public to experience these through low-impact recreational and tourism development. It provides for a limited mix of development/land uses, including signage related to conservation and tourist information, small-scale recreational facilities/amenities, camp grounds and structures for conservation purposes.

Where it applies: Conservation parks and reserves under state and federal government ownership, and privately owned land where coastal or riverine processes occur, and includes areas of protected scrub, lakes, etc.

Aquaculture and Recreation Subzone Envisages aquaculture, tourism, boating, fishing, recreation, and associated facilities located, sited and designed to minimise detrimental impacts on the natural environment including offshore islands, and natural ecological processes including their historic, scientific, landscape, habitat, biodiversity and cultural values.

Dwelling Subzone Anticipates replacement dwellings and limited new dwellings located within a conservation area, designed and located to minimise detrimental impacts on the natural environment and natural ecological processes including their historic, scientific, landscape, habitat, biodiversity and cultural values.

Shack Relocation Subzone An area subject to significant coastal hazard risk that is to be returned to its natural state by the relocation of existing shacks to a location adjacent to the subzone.

Small Scale Settlement Subzone Permits limited land division and dwelling opportunities within a conservation area where designed to minimise detrimental impacts on the natural environment and natural ecological processes including their historic, scientific, landscape, habitat, biodiversity and cultural values.

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Visitor Experience Subzone Envisages tourist accommodation within a conservation area where it complements visitor experiences, and is located, sited and designed to minimise detrimental impacts on the natural environment and natural ecological processes including their historic, scientific, landscape, habitat, biodiversity and cultural values.

Hills Face Zone

This zone seeks to preserve, enhance and re-establish the natural character of Adelaide’s landscape backdrop. The zone prevents urban areas from extending into the western slopes of the Mount Lofty Ranges; seeks to preserve biodiversity and restore locally indigenous vegetation and fauna; and contributes to the provision of areas for open space and passive recreation.

Where it applies: The natural landscape to the east and south of metropolitan Adelaide, including Shepherds Hill, Cleland and Waterfall Gully

Open Space Zone

This zone seeks areas of natural and landscaped open space to provide visual relief to the built environment for the enjoyment of the community.

Where it applies: Current open space zones/policy areas/precincts, which accommodate sporting ovals, parks, etc.

Recreation Zone

This zone seeks provision of a range of accessible recreational facilities.

Where it applies: Current recreation zones/policy areas/precincts, which accommodate recreational facilities such as golf courses, sporting clubrooms, etc.

Remote Areas Zone

This zone includes a diverse range of uses including pasture growing, grazing, farming, agricultural processing and transportation, mining and petroleum, energy generation and storage, pipeline infrastructure, aerospace and defence-related facilities, Aboriginal lands and related activities, tourist development, workers' accommodation and settlements.

Where it applies: Areas of outback South Australia not within townships

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Natural Resources and Environment Overlays

Adelaide Dolphin Sanctuary Overlay

This overlay seeks protection of the Adelaide Dolphin Sanctuary dolphin population and their habitat.

Where it applies: The dolphin habitat around Torrens Island

Referrals: None

Coastal Areas Overlay

This overlay seeks to conserve and enhance the natural coastal environment (including environmentally important features such as mangroves, wetlands, saltmarsh, sand dunes, cliff tops, native vegetation, wildlife habitat, shore and estuarine areas). Provision is made for natural coastal processes and recognition is given to current and future coastal hazards including sea level rise, flooding erosion and dune drift to avoid the need, now and in the future, for public expenditure on protection of the environment and development.

Where it applies: Areas where coastal processes occur including:

• all land within a Development Plan zone, policy area or precinct which currently has the word ‘coast’ or ‘coastal’ in the title

• developed land within 100 metres of the high-water mark

• non-developed land within 500 metres of the high-water mark.

Referrals: Coast Protection Board for certain types of coastal development

Coastal Flooding Overlay

This overlay recognises coastal flood hazards to avoid the need, now and in the future, for public expenditure on protection of the environment and development.

Where it applies: Land outside of the Coastal Areas Overlay that can be subject to seawater inundation.

Referrals: None

Hazards (Acid Sulfate Soils) Overlay

This overlay seeks to protect the environment from the release of acid water resulting from the disturbance of acid sulfate soils.

Where it applies: The mapping dataset, provided by the Department of Environment and Water (DEW), includes all areas where a proportion of the land is susceptible to acid sulfate soils, with the following profiles:

negligible

1-10%

10-30%

30-60%

greater than 60%.

Referrals: None

Hazards (Bushfire – General Risk) Overlay

This overlay ensures development, including land division, responds to the general level of bushfire risk by siting and

designing buildings in a manner that mitigates the threat and impact of bushfires on life and property considering

the increased frequency and intensity of bushfires due to climate change. It ensures access for emergency service

vehicles is facilitated to aid the protection of lives and assets from bushfire danger.

Where it applies: General Bushfire Risk areas identified in Development Plans

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Referrals: None

Hazards (Bushfire – Medium Risk) Overlay

This overlay ensures development, including land division, responds to the medium level of bushfire risk and

potential for ember attack and radiant heat by siting and designing buildings in a manner that mitigates the threat

and impact of bushfires on life and property considering the increased frequency and intensity of bushfires due of

climate change. It also facilitates access for emergency service vehicles to aid the protection of lives and assets from

bushfire danger.

Where it applies: Medium Bushfire Risk areas identified in Development Plans

Referrals: None

Hazards (Bushfire – High Risk) Overlay

This overlay ensures development, including land division, is sited and designed to minimise the threat and impact of

bushfires on life and property with regard to the following risks:

• potential for uncontrolled bushfire events considering the increased frequency and intensity of bushfires

because of climate change

• high levels and exposure to ember attack

• impact from burning debris

• radiant heat

• likelihood and direct exposure to flames from a fire front.

It guides activities that increase the number of people living and working in the area or where evacuation would be

difficult away from areas of unacceptable bushfire risk and facilitates access for emergency service vehicles to aid

the protection of lives and assets from bushfire danger.

Where it applies: High Bushfire Risk areas identified in Development Plans

Referrals: South Australian Country Fire Service for certain habitable buildings, except if a relevant certificate accompanies the application

Hazards (Bushfire – Outback) Overlay

This overlay ensures development is located to minimise the threat and impact of bushfires on life and property

considering the increased frequency and intensity of bushfires because of climate change and facilitates access for

emergency service vehicles to aid the protection of lives and assets from bushfire danger.

Where it applies: Most outback areas that are not included in other bushfire overlays

Referrals: None

Hazards (Bushfire – Regional) Overlay

This overlay ensures development is located to minimise the threat and impact of bushfires on life and property

considering the increased frequency and intensity of bushfires because of climate change and facilitates access for

emergency service vehicles to aid the protection of lives and assets from bushfire danger.

Where it applies: Areas of regional South Australia that are not included in other bushfire overlays

Referrals: None

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Hazards (Bushfire – Urban Interface) Overlay

This overlay ensures urban neighbourhoods that adjoin areas of General, Medium and High Bushfire Risk:

• allow access through to bushfire risk areas

• are designed to protect life and property from the threat of bushfire and the dangers posed by ember attack

• facilitate evacuation to areas safe from bushfire danger.

Where it applies: Urban neighbourhoods within approximately 500 metres of general, medium or high bushfire risk

areas

Referrals: None

Hazards (Flooding) Overlay

This overlay seeks to minimise impacts on people, property, infrastructure and the environment from exposure to

flood hazard risk through the limitation of development intensification.

Where it applies: Areas subject to high or extreme flood risk (>300mm water depth)

Referrals: None

Hazards (Flooding - General) Overlay

This overlay seeks to minimise impacts on people, property, infrastructure and the environment from general flood

risk through the appropriate siting and design of development.

Where it applies: Areas at low risk of inundation, or where flood risk is unknown

Referrals: None

Historic Shipwrecks Overlay

This overlay maps the indicative location of historic shipwrecks to protect and conserve these important artefacts and sites.

Where it applies: The mapping creates 500 metre buffers around unlocated shipwrecks and 150 metre buffers around located historic shipwrecks or relics, as defined in the Historic Shipwrecks Act 1981, where:

such land is seaward of the limits of existing land-based settlements, zones/areas which primarily enable urban development (e.g. rural zones, conservation zones, coastal zones or other similar zones in which urban development is secondary)

such land is within 15 metres landward of the current banks of the River Murray.

Referrals: Two referrals could be triggered by this overlay:

1. Minister administering the Historic Shipwrecks Act 1981

2. Commonwealth Minister responsible for administering the Underwater Cultural Heritage Act 2018.

Marine Parks (Managed Use) Overlay

This overlay seeks to protect marine habitats and biodiversity through limiting development to coastal infrastructure (jetties, marinas, pontoons), aquaculture, tourism, recreation and renewable energy facilities.

Where it applies: Over the 19 marine parks proclaimed in 2009 under the Marine Parks Act 2007, and marine parks currently identified in the Coastal Waters Zone

Referrals: None

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Marine Parks (Restricted Use) Overlay

This overlay ensures high value marine habitats and biological diversity are protected. It provides stronger development controls than the Marine Parks (Managed Use) Overlay.

Where it applies: Sanctuary and Restricted Access Marine Park Zones

Referrals: None

Mount Lofty Ranges Catchment (Area 1) Overlay

The overlay seeks to safeguard Greater Adelaide's public water supply by ensuring development has a neutral or beneficial effect on the quality of water harvested from primary reservoirs or diversion weir catchments from the Mount Lofty Ranges.

Where it applies: Water Supply Catchment areas around primary reservoirs or diversion weir catchments in the Mount Lofty Ranges

Referrals: Referral to the Environment Protection Authority (EPA) for various development types which are not connected to a community wastewater management system or sewerage infrastructure.

Mount Lofty Ranges Catchment (Area 2) Overlay

The overlay seeks to safeguard Greater Adelaide's public water supply by ensuring development has a neutral or beneficial effect on the quality of water harvested from secondary reservoirs or diversion weir catchments from the Mount Lofty Ranges.

Where it applies: Water Supply Catchment areas around secondary reservoirs or diversion weir catchments in the Mount Lofty Ranges

Referrals: Referral to the Environment Protection Authority (EPA) for various development types which are not connected to a community wastewater management system or sewerage infrastructure.

Murray-Darling Basin Overlay

The overlay seeks to protect the Murray-Darling Basin by ensuring activities involving the taking of water are undertaken in a sustainable manner.

Where it applies: Land within the Murray-Darling Basin

Referrals: To the Minister administering the River Murray Act 2003 for certain types of land use activities which have potential for high water usage

Native Vegetation Overlay

This overlay seeks to protect, retain and restore areas of native vegetation.

To enable better alignment between the land use planning system and native vegetation clearance consent process, where an application involves native vegetation removal, it may trigger the need for expert input into the development assessment process via an accredited consultant’s report and/or referral to the Native Vegetation Council.

Where it applies: Areas of the state which are subject to the Native Vegetation Act 1991 (excluding those areas covered by the State Significant Native Vegetation Overlay)

Note: The overlay does not map the location of vegetation, it provides an assessment trigger.

Referrals: Native Vegetation Council, subject to a report prepared by an accredited consultant, as prescribed by the Native Vegetation Act 1991.

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State Significant Native Vegetation Overlay

This overlay seeks to protect, retain, and restore significant areas of native vegetation.

Where an application involves native vegetation removal it may trigger the need for expert input into the development assessment process via an accredited consultant’s report and/or referral to the Native Vegetation Council.

Where it applies: Selected reserves, national parks and heritage agreements which contain significant stands of native vegetation. A 50-metre buffer area is included in the overlay to capture development near these areas.

Referrals: Native Vegetation Council, subject to a report prepared by an accredited consultant, as prescribed by the Native Vegetation Act 1991.

Prescribed Surface Water Areas Overlay

The overlay seeks sustainable water use in prescribed surface water areas that maintains the health and natural flow paths of watercourses.

Where it applies: Prescribed surface water areas under the Natural Resources Management Act 2004 (as replaced by the Landscape South Australia Act 2019).

Referrals: For certain types of land use activities which have potential for high water usage, the overlay will trigger referral to the Minister or Chief Executive Officer of the department responsible for the administration of the Landscape South Australia Act 2019

Prescribed Watercourses Overlay

The overlay seeks to protect watercourses by ensuring activities involving the taking of water are avoided or undertaken in a sustainable manner.

Where it applies: Prescribed watercourses under the Natural Resources Management Act 2004 (as replaced by the Landscape South Australia Act 2019).

Referrals: For certain types of land use activities which have potential for high water usage, the overlay will trigger referral to the Minister or Chief Executive Officer of the department responsible for the administration of Landscape South Australia Act 2019

Prescribed Water Resources Area Overlay

The overlay seeks to protect prescribed water resources by ensuring the taking of water in such areas is avoided or undertaken in a sustainable manner.

Where it applies: Prescribed water resource areas under the Natural Resources Management Act 2004 (as replaced by the Landscape South Australia Act 2019).

Referrals: For certain types of land use activities which have potential for high water usage, the overlay will trigger referral to the Minister or Chief Executive Officer of the department responsible for the administration of Landscape South Australia Act 2019

Prescribed Wells Area Overlay

The overlay seeks to protect wells by ensuring activities involving the taking of water are avoided or undertaken in a sustainable manner.

Where it applies: Prescribed wells areas under the Natural Resources Management Act 2004 (as replaced by the Landscape South Australia Act 2019).

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Referrals: The overlay will trigger referral to the Chief Executive Officer of the department responsible for the administration of the Landscape South Australia Act 2019 where development requires or may require water to be taken (e.g. horticulture, aquaculture, industry, commercial forestry)

Ramsar Wetlands Overlay

This overlay seeks to protect recognised Ramsar Wetlands.

Where it applies: All identified Ramsar sites

Referrals: None

Regulated and Significant Tree Overlay

This overlay seeks conservation of regulated and significant trees to provide aesthetic and environmental benefits and mitigate tree loss.

Where it applies: Areas where regulated/significant tree controls are currently prescribed in the Development Regulations 2008 (generally in Metropolitan Adelaide).

Referrals: None

River Murray Flood Plain Protection Area Overlay

This overlay seeks conservation and protection of water quality and the riverine environment, provision for

environmental water flows, the protection of life and property against flood risk, and recognition of the riverine

environment as an important ecological, tourist and recreational resource. It anticipates development for the

purpose of recreation (e.g. landings, jetties, houseboat moorings) water extraction, wetland management and

irrigation management (e.g. channel, pumping stand, flood gate).

Where it applies: The current River Murray Protection Area declared under the River Murray Act 2003 (excluding the

‘Tributaries Area’). The overlay replaces the River Murray Flood Zone and the River Murray Fringe Zone and will

include other underlying zones closely matched in intent.

Referrals: The overlay will trigger referrals for various activities to either the:

• Minister administering the River Murray Act 2003; or

• Environment Protection Authority

River Murray Tributaries Protection Area Overlay

This overlay seeks sustainable water use and conservation of riverine environments within the River Murray

Tributaries area.

Where it applies: Tributaries of the River Murray

Referrals: For certain activities and land uses, the overlay will trigger referral to the Minister administering the River

Murray Act 2003.

Scenic Quality Overlay

This overlay ensures development complements natural and rural character, and areas of scenic value.

Where it applies: Untouched/unspoilt scenic type landscapes such as the Mount Lofty Ranges and other precincts

and policy areas that are considered scenically valuable.

Referrals: None

Significant Landscape Protection Overlay

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The overlay seeks to conserve the natural and rural character and scenic and cultural qualities of significant landscapes.

Where it applies: Most areas covered by Rural Landscape Protection Zones in development plans.

Referrals: None

Stormwater Management Overlay

The overlay ensures residential development incorporates water sensitive urban design techniques to capture and re-use stormwater.

Where it applies: Urban infill areas which may experience pressure on stormwater infrastructure

Referrals: None

Urban Tree Canopy Overlay

The overlay ensures development preserves and enhances urban tree canopy through the planting of new trees and retention of existing mature trees where practicable.

Where it applies: Urban infill areas which may experience loss of urban tree canopy

Referrals: None

Water Protection Area Overlay

This overlay seeks to safeguard South Australia’s public water supplies by protecting regionally and locally significant surface and underground water resources from pollution in ecologically significant Water Protection Areas. This includes considering adverse water quality impacts associated with projected reductions in rainfall and warmer air temperatures because of climate change.

Where it applies: Water Protection Areas under the Environment Protection Act 1993 (except where covered by other relevant overlays)

Referrals: Certain works (composting, wastewater treatment, feedlots, piggeries or dairies) require referral to the

Environment Protection Authority

Water Resources Overlay

This overlay seeks protection of the quality of surface waters considering the projected reductions in rainfall and warmer air temperatures because of climate change. It also seeks to maintain the conveyance function and natural flow paths of watercourses to assist in the management of flood waters and stormwater runoff.

Where it applies: Watercourses and other water bodies (including public water supply reservoirs) that require protection through the planning system. The mapping is based on:

water courses – typically those identified on 1:50,000 topographic maps

water bodies – including wetlands, dams, lakes (intermittent / dry and perennial), land subject to flooding and reservoirs.

Referrals: None

Natural Resources and Environment General Development Policies

Open Space and Recreation

These policies seek for pleasant, functional and accessible open space and recreation facilities to be provided for active and passive recreation.

When it applies: Where a new reserve or recreation facility is proposed, etc.

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Site Contamination

These policies seek to ensure land is suitable for the proposed use in circumstances where it is, or may have been, subject to site contamination.

When it applies: To applications proposing a more sensitive use (as per hierarchy in Site Contamination Practice Direction) to check that the previous use of the land does not pose risk of site contamination, or if it does, to require appropriate investigations and documentation to remediate any contamination.

Note: Referral related to these policies is contained in Part 9.1 of the Code.

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Chapter 4: Infrastructure and Movement Systems

Infrastructure and Movement Systems Zones and Subzones

Commonwealth Facilities Zone

This zone accommodates nationally significant aviation and defence-related activities.

Where it applies: Facilities owned by the Commonwealth, such as airports and army barracks

Community Facilities Zone

This zone provides for a range of community and institutional type developments. These include social, health,

welfare, educational and recreation facilities that provide a service to the local community and larger scale

community facilities that provide a service to the wider community and beyond, such as, schools and hospitals.

Where it applies: Existing community zones/policy areas/precincts, accommodating uses such as schools and hospitals

St Andrew Hospital Precinct Subzone

Accommodates hospital, clinical and health training, and allied research and educational facilities, along with

independent medical and allied health facilities, supported by a mix of compatible accommodation and retail

activity.

WCH and Memorial Hospital Precinct Subzone

Envisages the provision of health care and associated facilities.

Neighbourhood Subzone

Envisages community, educational and health care land uses complemented by residential development at medium

densities as an alternative land use.

Deferred Urban Zone

This zone allows for a limited range of low-intensity land uses and activities needed to support the existing use of the

land without impeding the ability of the land to be developed for alternative forms of urban development in the

future.

Where it applies: Areas reserved for future development

Infrastructure Zone

This zone provides for the protection, provision, maintenance and expansion of infrastructure services and facilities and supports ensuring that development, vehicular movements and infrastructure services and facilities manage environmental impacts.

Where it applies: Electricity stations, water facilities, etc.

Infrastructure (Airfield) Zone

This zone caters for air transport movements and associated development that will not impede aviation operations.

Where it applies: Regional airfields

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Residential Aviation Estate Subzone

Seeks low density, detached dwellings and associated aircraft hangars designed to integrate with and complement the spacious setting of the airfield.

Infrastructure (Ferry and Marina Facilities) Zone

This zone accommodates on-water development associated with the function of marinas and passenger ferry

services together with a range of complementary waterfront-oriented recreational and tourist development

activities.

Where it applies: Marinas

Wallaroo Marina Subzone

Seeks integrated waterfront-orientated commercial, residential/tourist accommodation, recreation and marina-based retail activities that serve as the focus of the marina development at Wallaroo.

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Infrastructure and Movement Systems Overlays

Advertising Near Signalised Intersections Overlay

This overlay seeks provision of a safe road environment by reducing driver distraction at key points of conflict on the road.

Where it applies: Land within 100 metres from any signalised intersections or crossings which intersect State maintained roads.

Referrals: A referral to the Commissioner for Highways will apply where development includes an advertisement or advertising hoarding that is within 100m of a signalised intersection/crossing and will be internally illuminated or animated.

Aircraft Noise Exposure Overlay

This overlay seeks to ensure that development sensitive to aircraft noise is designed and located to manage noise

intrusion to reduce land use conflict and protect human health.

Where it applies: Areas surrounding airports

Referrals: None

Airport Building Heights (Aircraft Landing Area) Overlay

This overlay guides the appropriate height and setback of development adjacent airports to ensure the long-term operational and safety requirements of the landing sites are not compromised.

Where it applies: Unregulated aircraft landing sites with no specific registration or Civil Aviation Safety Authority

(CASA) regulation, but which operate as an airfield.

Referrals: None

Airport Building Heights (Regulated) Overlay

This overlay will ensure the appropriate height and setback of development adjacent to regulated airports to ensure

their long-term operational and safety requirements are not compromised.

Where it applies: Areas surrounding commercial and military airfields, airports, airstrips and helicopter landing sites

Referrals: Development of a height which would exceed the Obstacle Limitation Surface expressed for the site is subject to a referral to the airport-operator company for the relevant airport (or, if there is no airport-operator company, the Secretary of the Minister responsible for the administration of the Airports Act 1996 of the Commonwealth)

Building Near Airfields Overlay

This overlay seeks to manage non-residential lighting and wildlife attraction impacts on the operational and safety requirements of certified commercial and military airfields, airports, airstrips and helicopter landing sites.

Where it applies: Areas surrounding certified commercial and military airfields, airports, airstrips and helicopter

landing sites

Referrals: None

Defence Aviation Area Overlay

The overlay is required to due to the Commonwealth Defence (RAAF Base Edinburgh Defence Aviation Area) Declaration 2018 defining height restrictions for buildings surrounding the RAAF Base, Edinburgh.

Where it applies: Areas surrounding the RAAF Base, Edinburgh

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Referrals: None

Future Local Road Widening Overlay

This overlay ensures development is consistent with and will not compromise efficient delivery of future road widening requirements of local roads.

Where it applies: Adjacent roads identified for future road widening requirements, which are not State Maintained

Roads.

Referrals: None

Future Road Widening Overlay

This overlay ensures development is consistent with and will not compromise efficient delivery of future road widening requirements.

Where it applies: Adjacent State Maintained Roads identified for future road widening (reflecting the Metropolitan

Adelaide Road Widening Plan).

Referrals: Referral to the Commissioner for Highways for development that is within a Future Road Widening Area, other than where all deemed-to-satisfy criteria are met.

Gas and Liquid Petroleum Pipelines Overlay

This overlay seeks to manage risk to public safety, the environment and security of energy supply from the encroachment of development on strategic gas and liquid petroleum pipelines.

Where it applies: Adjacent high-pressure gas and liquid petroleum pipelines

Referrals: To the Chief Executive of the Department of the Minister responsible for administering the Petroleum and Geothermal Energy Act 2000, except where the development is minor and would not warrant a referral when considering the purpose of the referral.

Gas and Liquid Petroleum Pipelines (Facilities) Overlay

This overlay seeks to manage risk to risk to public safety, the environment and security of energy supply from the encroachment of development on gas and liquid petroleum pipeline facilities.

Where it applies: Adjacent gas and liquid petroleum pipeline vent facilities.

Referrals: To the Chief Executive of the Department of the Minister responsible for administering the Petroleum and Geothermal Energy Act 2000, except where the development is minor and would not warrant a referral when considering the purpose of the referral.

Key Railway Crossings Overlay

This overlay will ensure development on key roads near a railway crossing does not interrupt or affect the safe operation of the crossing. Policies guide the location of site access points in relation to the railway crossing.

Where it applies: Adjacent key railway crossings

Referrals: None

Key Outback and Rural Routes Overlay

This overlay seeks the safe and efficient movement of vehicle and freight traffic on key outback and rural routes, and provision of safe and efficient vehicular access to and from key outback and rural routes.

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Where it applies: Freight routes, tourist routes and other key outback routes identified in the Department of Transport, Planning and Infrastructure’s ‘Functional Hierarchy for South Australia’s Land Transport Network,’ including land within 25 metres of the road corridor.

Referrals: A referral to the Commissioner of Highways will apply in the overlay area in circumstances where deemed-to-satisfy requirements in the overlay are not met.

Major Urban Transport Routes Overlay

This overlay seeks the safe and efficient operation of major urban transport routes for all road users, and provision of safe and efficient access to and from major urban transport routes.

Where it applies: All land abutting State-maintained roads and any intersecting local roads up to 25 metres from the State-maintained road within the Greater Adelaide Region (excluding roads already covered by the Key Outback and Rural Routes Overlay).

Referrals: A referral to the Commissioner of Highways will be required for development on a Major Urban Transport Route road (or within 25 metres of an intersection with such a road) that creates a new access or junction, alters an existing access or public road junction, or may change the nature of vehicular movements (except where all the relevant deemed-to-satisfy criteria are met).

Non-stop Corridors Overlay

This overlay promotes the safe and efficient operation of non-stop corridors, where free-flowing traffic movement is prioritised.

Where it applies: All parcels abutting selected State-maintained roads of a ‘non-stop’ function (e.g. some major expressways and highways) and intersecting local roads up to 25 metres from the selected roads.

Referrals: A referral to the Commissioner of Highways will apply for development on a Non-Stop Corridor (other than where all deemed-to-satisfy criteria are met) that creates (or changes the nature of) an access point or junction or proposes an advertisement that is within 100 metres of an on or off ramp and will be illuminated/animated.

Traffic Generating Development Overlay

This overlay seeks the safe and efficient operation of Urban Transport Routes and Major Urban Transport Routes for all road users.

Where it applies: Within 250 metres around the major urban transport routes and/or urban transport routes.

Referrals: Referral to the Commissioner of Highways for development that is on, or within 250 metres of an Urban Transport Route or a Major Urban Transport Route, involving:

• land division creating 50 or more additional allotments • commercial development with a gross floor area of 10,000m2 or more • retail development with a gross floor area of 2,000m2 or more • a warehouse or transport depot with a gross floor area of 8,000m² or more • industry with a gross floor area of 20,000m² or more • educational facilities with a capacity < 250 students.

Urban Transport Routes Overlay

This overlay seeks the safe and efficient operation of urban transport routes for all road users, and provision of safe and efficient access to and from urban transport routes.

Where it applies: The freight and major traffic routes from the ‘Functional Hierarchy for South Australia’s Land Transport Network.’ The overlay applies to land abutting these State Maintained Roads within the Greater Adelaide Region and any intersecting local roads up to 25 metres.

Referrals: A referral to the Commissioner of Highways will be required for development on an Urban Transport Route road (or within 25m of an intersection with such a road) that creates a new access or junction, alters an

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existing access or public road junction, or may change the nature of vehicular movements (except where all the relevant deemed-to-satisfy criteria are met).

Infrastructure and Movement Systems General Development Policies

Clearance from Overhead Powerlines

These policies seek protection of human health and safety when undertaking development in the vicinity of overhead transmission powerlines.

It carries forward established practices under the Development Regulations 2008 to ensure development near overhead powerlines is suitably sited for safety reasons.

This module includes a Performance Outcome requiring development to be adequately separated from overhead powerlines and is accompanied by deemed-to-satisfy criteria seeking a declaration that either the development satisfies the requirements of Section 86 of the Electricity Act 1996 or is located where there are no above ground powerlines adjacent to the site.

When it applies: All applications that propose a new building or structure

Infrastructure and Renewable Energy Facilities

These policies seek to ensure development is provided with electricity, water and gas supply, drainage, stormwater and effluent disposal systems, roads, and telecommunications services. The policies address:

the rehabilitation of decommissioned infrastructure sites and corridors, hazard management and new overlay policy to enable battery storage facilities

on-site water supply and wastewater services

temporary facilities such as borrow pits, concrete batching plants and worker amenity areas

large-scale windfarms, solar photovoltaic arrays, solar thermal plants, grid-scale batteries, biofuels facilities and pumped hydro systems

concerns such as dust, noise and amenity.

When it applies: Applications for windfarms or solar farms, as well as large-scale development requiring the provisions of new roads, electricity, water, etc.

Marinas and On-Water Structures

These policies seek for marinas and on-water structures to be located and designed to minimise the impairment of commercial, recreation and navigation activities and adverse impacts on the environment.

When it applies: When a new marina or jetty is proposed

Transport, Access and Parking

These policies promote a comprehensive, integrated and connected transport system that is safe, sustainable, efficient, convenient and accessible to all users.

The module incorporates rates for off-street car parking requirements.

When it applies: To most new developments to ensure they are provided with sufficient on-site parking and vehicle access

Waste Treatment and Management Facilities

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These policies seek to ensure the mitigation of potential environmental and amenity impacts of waste treatment and management facilities through considerations such as siting, soil and water protection, protection of amenity, access, fencing and security.

When it applies: Dedicated waste treatment facilities and development proposing on-site waste storage/treatment

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Glossary

Acronym Term Meaning

The Act Planning, Development and Infrastructure Act 2016

The Code The Planning and Design Code, being a statutory instrument under the Act for the purposes of development assessment and related matters within South Australia.

DPF Designated performance feature

A ‘designated performance feature’ is the same policy as a ‘deemed-to-satisfy’ criteria but applied in the context of a performance-assessed development application.

DTS Deemed-to-satisfy Refers to either:

1. The development classification ‘deemed-to-satisfy’ or

2. The ‘deemed-to-satisfy’ criteria that a development application must meet to be classified as ‘deemed to satisfy.’

- ‘Generation’ of the Code

‘Generation’ refers to a version of the Planning and Design Code, with Generation 1 being implemented by 1 July 2020, and further generations thereafter.

Not to be confused with ‘phases’ of the Code, which refers to the three-phase initial implementation approach from July 2019 to July 2020.

‘Phase’ of the Code A Code ‘Phase’ refers to the three-phase initial implementation approach of the Planning and Design Code from July 2019 to July 2020.

- ResCode The ‘Residential Code’ pathway for complying dwellings under the Development Act 1993.

TNV Technical and Numeric Variation(s)

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